Kilkee

Kilkee

Location and Context

Kilkee is identified in the Clare settlement hierarchy as a Small Town and its role as an important service centre and tourism resort is recognised. The town is a popular, wellestablished Victorian seaside resort situated on the picturesque Moore Bay on the Wild Atlantic Way.

The original core of the settlement is home to some fine Victorian buildings dating back to the 18th and 19th centuries. The town also has a concentration of pubs, restaurants, hotels and visitor accommodation, take-away outlets, shops, and a number of tourism related retail outlets. There are a number of unused buildings throughout the town centre which provide opportunity for appropriate redevelopment which would assist to further enhance the character of the town. Kilkee acts as a centre for community services, not only to local residents but also to the wider population of West Clare. Facilities such as the library and theatre at Cultúrlann Sweeney, the community centre and childcare facilities reflect the important role of Kilkee in local social, community and cultural activities. It is also a centre for education with educational opportunities provided at a post-primary level in St. Joseph’s Community College.

Other facilities in the town include the Kilkee Digital Hub which forms part of the Council’s Digi-Clare initiative and provides remote working and hot desk facilities that are broadband enabled in the centre of the town.

There was significant growth in Kilkee in the 1990s and 2000s, primarily tourism related developments in the form of holiday homes, apartments, hotels and serviced accommodation, and tourism related leisure facilities. There is a large influx of tourists during the summer season, when the population of the town increases from around 1,000 to 15,000, making Kilkee one of the country's largest seaside holiday resorts. This is reflected in the 2016 Census records which recorded just over 72% vacancy in Kilkee on the night of the census. However, the demand for holiday accommodation has led to a shortfall in the provision of permanent, social, and affordable housing in the town. Furthermore, the reliance on the tourism industry, which at present is seasonal in nature, has resulted in the town being seasonally quiet, which can have a negative impact on the character of the area.

The seasonal change in population also places a considerable strain on the town’s infrastructure and, as with most seaside resorts, the town experiences extremes of seasonality. It is therefore important to ensure that future development is balanced and contributes to a thriving community which can support a range of services which are viable on a year-round basis.

Drinking water is supplied via the West Clare Regional (Doolough Lake) Water Supply (RWS). There is currently limited wastewater treatment in Kilkee, however, a new wastewater treatment plant, pumping station and rising main are planned for the town. Work is due to

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commence in late 2023 with completion in early 2025 which will cater for the population target for the town. All future development in Kilkee will be contingent upon the provision of adequate wastewater treatment. Kilkee experiences seasonal traffic problems and the construction of a proposed lower ring road which would link the N67 at the Kilkee Bay Hotel, running west to the Carrigaholt Road and continuing to link up with the coast road, would help to alleviate this problem.

Kilkee adjoins the Kilkee Reefs Special Area of Conservation (SAC) and future development must ensure there are no adverse effects on the conservation objectives of the SAC or on the site integrity, or any European site as a result of proposed development. Accordingly, objectives set out in Volume 1 of the Plan relating to European sites and to appropriate assessment will apply to any future development proposals in this area. The Natura Impact Report accompanying this plan (Volume 10a) provides relevant mitigation measures and recommendations at site and project level.

General Objectives:

• To make provision for the sustainable growth of Kilkee by providing for a permanent resident population through the allocation of land within the town for the appropriate provision of permanent private, social, and affordable housing, employment, services and recreational/open space.

• To safeguard and maintain the areas of open space and outdoor recreation as important amenity areas within the town.

• To support the development of the West Clare Railway Greenway.

• To encourage the further development of the retail, commercial and service sector in the town centre. The redevelopment of existing unused or derelict structures for retail or commercial purposes or for the provision of services will be particularly encouraged especially those sites identified in ‘Towards a Better Kilkee’.

• To make provision for the development and maintenance of physical service infrastructure that will effectively accommodate the resident population, meet the increase in demand during the summer months and allow for future growth.

• To encourage developments that will provide services for both visitors to the area and the local population in order to generate year-round activity and employment in the area.

• To facilitate the provision of increased carparking facilities in the West End/Diamond

Rocks area of the town.

• To facilitate the development of enhanced motorhome / camper van facilities in Kilkee.

• To support the development of a Heritage Centre in the town.

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• To support the designation of Kilkee as a Centre of Excellence for scuba diving and waterbased sports.

• To support and facilitate signature events in the town such as the Kilkee Hell of the West

Triathlon.

• To support the development of a Flood Protection Plan for the town.

Employment and Enterprise

Kilkee is situated on the Wild Atlantic Way, and it is a gateway to the Loop Head Peninsula and is ideally placed to strengthen its economy based on tourism activity. Kilkee and the surrounding dramatic coastline offer plenty of opportunity for niche activities including deep sea diving, bird watching and landscape painting. Tourism based on the geological heritage of the Loop Head Peninsula is an established attraction which has potential for further expansion. However, the seasonal nature of tourism is both an opportunity and a challenge. It is important to ensure that opportunities for the development of other forms of enterprise in the area are harnessed to ensure sustainable, year-round employment opportunities for the local community.

In addition to recognising the economic potential of tourism in Kilkee and surrounds, the role of agriculture and retail development in the economy of Kilkee is also acknowledged.

It is an objective of the Plan:

• To support and facilitate farm-based/home-based/retail enterprises such as local and artisan produce, local arts and crafts and other small-scale employment opportunities in the town including the development of craft workshops at suitable locations.

Opportunity Sites

OP1 Ocean Cove Hotel, East End Coast Road

This site consists of the main hotel building which has been closed for a number of years. The priority for the redevelopment of this vacant site arises from its prominent location at the East End waterfront. Kilkee needs additional hotel and hostel accommodation, and this hotel is ideally located for access to the water for marine activities and is also easily accessible to cars, buses, and pedestrians. Due to its seafront location and its current state of disrepair, this building has a negative impact on the aesthetic and amenity value of the town.

OP2 St. James Church, Carrigaholt Road

This 19th century, double height, stone building stands on a spacious, accessible site. The church, which is a Protected Structure (RPS 410) is used as a place of worship during the summer months but may offer potential in the future for additional or shared uses. The

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priority arises from its historic status, visual significance, site size and overall prominence. Its proximity to the seafront is an important advantage.

OP3 Carpark to the Rear of Well Road

This carpark is under-utilised due to a number of factors, including its liability to flooding, poor sign-posting and poor access. Given its proximity to the town centre and the beach front, there is an opportunity to provide car and coach parking facilities as well as a camper van/motor home park on the site.

ENT1 and ENT2 Enterprise Lands

These two sites have been designated for the development of enterprise and employmentgenerating uses with a view to providing greater employment opportunities for the local community. Proposals for the expansion of existing facilities will also be considered. Any development must reserve a buffer, as indicated on the Kilkee settlement map, from the streams that run along the northwest boundary of ENT1 and the eastern boundary of ENT2.

Town Centre

The centre of the town of Kilkee has been designated as an Architectural Conservation Area (ACA). ACAs are places, areas, groups of structures or a townscape which are of special interest or contribute to the appreciation of a protected structure. The aim is to retain the overall special historic or architectural character of an area or place as 16.5 of this plan (Vol 1). Any future development within the town centre on Mixed Use zoning must ensure the protection and maintenance of Protected Structures on the lands.

Retail Development

Kilkee’s main source of income is the tourist industry, with the town providing restaurants, pubs and cafés and a nightclub, together with the Waterworld complex situated on the seafront on the edge of the town centre. The seasonal nature of the town’s trade is reflected in the number of units which close in the low season.

Small centres such as Kilkee also fulfil an important service provision role for their rural catchment population. Whilst it is unlikely that these centres will attract sufficient expenditure to support large scale provision of retail or comparison goods, they remain an important focus of the community and consequently their continued vitality and viability should be supported. The focus of provision will be on ensuring the creation of new floor space which meets the needs of local people, whether that is the construction of additional units to meet retailer demand, or the qualitative improvement of existing floor space to allow an enhanced level of services to be provided. In either case, it is unlikely that the scale of development in these centres will ever be such that it will undermine the continued vitality and viability of any higher order centres, or other centres at the same level in the retail hierarchy due to the distance between centres.

It is noted that Kilkee has a good range of small convenience outlets but no large supermarkets. The comparison-goods shopping function is very limited – even more so in the low season. Whilst the town centre is very widely defined, the main commercial focus is on O’Curry Street, with some locally orientated provision on O’Connell Street. Whilst there are some commercial outlets on Erin Street, these are primarily hotel related.

It is an objective of the plan:

• To support the provision of modern convenience goods stores, of an appropriate scale, and associated retail and service units to enable these centres to meet the day to day needs of Kilkee’s local catchment population.

Tourism

Kilkee has a diverse tourism product to offer the visitor, not least its rich architectural and natural heritage and its Coastal location. It’s a popular destination attracting a range of visitors including the culturally curious interested in history, heritage and culture, the social energisers looking for excitement, sports and activities, and the great escapers looking to relax in unspoilt areas away from large crowds.

In terms of sports and activities, Kilkee is a ‘Gateway to the Ocean’, a best in practice example of access for all to water-based activities such as those on Kilkee beach and in the wider bay area. The Atlantic Coast EuroVelo cycle route runs the total length of the Clare coastline including Kilkee and the Loop Head Peninsula. Among its many attractions, the beach, cliff walks, and the natural beauty of the town is one of the most attractive aspects of Kilkee.

MAR1 Existing Jetty and Boat House at the East End of Moore Bay

This area is reserved for the future development of the pier, land-based facilities associated with the development of water-based commercial activities and for tourism and leisure uses. It is a potential location for the development of land/sea access and associated infrastructure. There is a major opportunity to develop this area of Kilkee. It is important that development proposals for water-based commercial activities are not detrimental to the tourism and leisure potential of the area.

The lands that have been zoned are both within and adjoining a Special Area of Conservation (SAC). The area forms part of the Kilkee Reefs SAC. Future development proposals must not impact on the favourable conservation status of the SAC and SPA. Any plan or project with the potential to impact on the SAC and/or SPA will be subject to screening for appropriate assessment and associated ecological assessments.

TOU1 Lands to the East of the N67

These lands adjoin one of the existing mobile home parks in Kilkee and have been identified for the development of future tourist facilities in the area. More specifically, TOU1 has been zoned to accommodate the development of a camping and motorhome site in the area. There

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is an identified need for motorhome/camping facilities in Kilkee and TOU1, located close to the town centre and with excellent links to one of the main transport routes (N67), is considered to be suitable for the development of such facilities. It is envisaged that development of the site will be for the provision of temporary/short-stay tourist accommodation and the development of long-term mobile home parking facilities on these lands will not be permitted.

Development proposals must provide for the retention of the stone wall on the northern boundary of the site and must also provide footpaths linking the development to the existing footpath network in Kilkee. Developments located on the northern part of the site may be visible from the wider area and therefore proposals for this area must be designed having due regard to the visual amenity of the wider area.

Surface water drainage associated with future development on this site shall be designed to ensure the protection of water quality and associated biodiversity in the area.

The zoning of this site for the development of a camping and campervan site does not prohibit a development of the same nature from locating at an alternative suitable site in the town.

TOU2 Diamond Rocks

This commercial outlet is located on the south side of the bay, at the start of the cliff walk. Having regard to the sensitive location of the site it is considered that a limited form of expansion may be permitted in order to further enhance the potential of the site and an area of land surrounding the existing business has been zoned to accommodate this expansion.

Lands adjoining the Diamond Rocks are zoned for carpark uses. Any future planning application in this area will be required to carry out all necessary environmental assessments to ensure compliance with County Development Plan Objective CDP 3.1, as set out in Volume 1 of this Plan. In relation to the visual impact on the receiving environment any future planning application related to this zoning will be required to submit a ’Landscape Assessment’ which is cognisant of both the Clare Landscape Character Assessment and the National Landscape Strategy for Ireland 2015-2025.

Any future planning application within this zoning will be required to install a Class 1 interceptor at the discharge point from the car parking area. A Surface Water Management Plan will also be required as part of any future planning application to ensure the integrity of the Kilkee Reefs SAC is retained.

TOU3 Infill Site South of the Well Road

The land is zoned to allow for the expansion of tourist accommodation. It is situated between a caravan park and an existing area of holiday homes and has the capacity for in depth development close to the town centre. Any development must reserve a 10-metre margin from the Victoria Stream that runs along the southern boundary of the site.

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TOU4 Lands at Dough

Development should be contingent on demonstrating the need for any such tourism related industry at this location and will be strictly contingent on the provision of appropriate wastewater treatment that can fully demonstrate no adverse effects on the receiving environment, water courses or adjacent ecological designations. This will be in accordance with relevant EPA standards and requirements to ensure that all future development is sustainable in the long term.

Tourism Lands

Any development proposals within tourism zonings should be accompanied by an Appropriate Assessment Screening Report and/or Natura Impact Statement, whichever is deemed necessary. The proposal should clearly identify the spatial extent of any tourism activities and should address the potential for increased recreational disturbance (both in isolation and in combination with other tourism activities) to any European sites as a result of increased tourism and recreation in the area/county, taking into account any current pressures on these European Sites.

Housing and Sustainable Communities

Kilkee is home to c.1000 persons many of whom can trace their families back for generations in the locality while others are more recent arrivals. The enduring appeal of Kilkee as a place to live is evident in the level of community activity. However, building vacancy is an issue and whilst unoccupied housing is to be expected in a tourist town, the very high vacancy rate of 72% is of concern and needs to be addressed. During the lifetime of this Plan the focus shall be on the provision of housing for permanent occupancy on lands that are zoned for residential uses in the town of Kilkee.

In addition, all residential development should be strictly contingent on the provision of appropriate wastewater treatment facilities that can fully demonstrate no adverse effects on the receiving environment, water courses or adjacent ecological designations. This will be in accordance with relevant EPA standards and requirements to ensure that all future development is sustainable in the long term. The following sites are identified for housing development:

R1 East of Bog Road, Dough

This is an area of flat, low-lying land located to the south of the town centre and at the rear of the Móinín housing estate. The site provides an opportunity for an extension of the existing residential area or a small individual housing development. Development proposals on this site must show pedestrian/cycle connectivity to the town centre and with future development areas.

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R2 and R3 South Eastern Development Area, Dough

This is an area of flat, low-lying land located to the south of the town centre area in Kilkee. The sites provide an opportunity for in-depth development that will help to consolidate the structure of this area. The site is bounded to the north by the line of the former West Clare Railway. Development proposals on this site must show pedestrian/cycle connectivity to the town centre and with future development areas.

R4 and SR1 Northwest of the Carrigaholt Road

Any development must reserve a 15-metre margin from the Victoria stream that runs along the boundary of the site.

Strategic Residential Reserve (SRR)

Acknowledging that not all lands within the settlement boundary of Kilkee will be required for development to 2029, lands which comprise infill or contiguous sites or have a planning history for residential use and can form part of the long-term sequential expansion of the settlement are zoned SRR. Consideration may be given to the development of some SRR lands before the end of the plan period, in line with provisions set out for Strategic Residential Reserve in Section 19.4 of Volume 1.

Place Making and Regeneration

Kilkee is a settlement founded and based on tourism due to its natural assets of a sheltered bay, cliff walks and as a seaside town. As such it needs to ensure that the approaches to the town provide a welcome gateway for tourists and visitors alike. This can be achieved by ensuring good, well-defined approaches and gateways particularly on the Kilrush Road and wayfinding within the settlement must make it easy for visitors to find their way around. This includes signage, public realm, interpretation, use of key buildings, technology, lighting, maps, and other mechanisms to subtly and more overtly encourage visitor flows in particular directions.

In this regard, appropriate, sustainable uses need to be found for vacant and key historic buildings. Towards a Better Kilkee - A Town Improvement and Economic Development Strategy 2014-2024 contains guidance for improving the public realm of Kilkee with the aim of safeguarding the existing character of the town centre by permitting development that respects the existing built heritage of the town and Architectural Conservation Area and making provision for appropriate redevelopment and renovation of derelict buildings. It is also important to support and facilitate the development of additional sports and recreation facilities in the town. Also situated on the Wild Atlantic Way the principles for place making are set out in Chapter 14 Volume 1 of this Plan.

Compact growth and urban regeneration are key requirements of the National Planning Framework (NPF) and Regional Spatial and Economic Strategy (RSES). The Council recognise the importance of active land management in order to aid the continued regeneration and enhancement of the town and to address any issues of vacancy and dereliction.

It is an objective of the Council:

• To work with the owners of vacant, underutilised, and derelict sites/buildings to identify new uses and promote the re-use/redevelopment of these sites/buildings. In this regard, the Council will use its powers as necessary under the Derelict Sites Act 1990 and Housing and Urban Regeneration Act 2015.

• To promote sustainable and compact growth in the town to address issues of vacancy and dereliction. This could include the development of a Town Centre Renewal Pilot

Programme for vacant and derelict commercial and residential properties in the town with a focus on getting these back into sustainable use.

• To support public realm enhancements to Kilkee town centre to create better connected pedestrian and family friendly environment.

• To support and facilitate the development of additional sports and recreation facilities in the town including the development of fishing, scuba diving and water-based sports facilities.

Transport and Movement

Traffic is a significant issue in Kilkee, primarily in terms of the increase in volume of traffic during the peak tourism season. During the summer months the tourist population exceeds the resident population 12-fold, placing significant pressure on the town's road infrastructure. The volume of traffic causes congestion and parking problems throughout the town. However, it is important to remember that during the majority of the year, traffic is limited largely to local traffic. A review of the Traffic Byelaws for the town and the implementation of a Traffic Management Plan is required to address the seasonality issues as well as the dayto-day requirements of both residents and traders regarding traffic management infrastructure.

It is an objective of the Council:

• To review traffic byelaws in the town and to implement a Traffic Management Plan in order to address the seasonal influx in traffic volumes and to provide for safe travel for motorists, cyclists and pedestrians.

In addition, the following sites are identified for transport development:

T1 Kilkee Relief Road

The Council shall safeguard the route corridor of the proposed Kilkee Relief Road as identified on the settlement map.

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T2 Hodges Green

The Council will seek to secure the provision of a roundabout at the junction of Hodges Green as part of the plan to improve traffic management within the town.

Transport, Active Travel and Connectivity

Bus Eireann and Local Link provide a regular bus service to and from Kilrush and Ennis. This service provides an alternative to the private car for residents and visitors and encourages a modal shift to a more sustainable transport option.

Enhancement of and provision for green infrastructure such as walking and cycling routes would promote active recreation and sustainable travel in the town and its environs. The development of the West Clare Railway Greenway along the line of the old West Clare Railway as a proposed recreational route, in particular between Kilkee and Kilrush, is supported in this Plan. The benefits of linking Kilkee and Kilrush are two-fold; to enhance the existing linkages between the towns in terms of settlement, tourist facilities, expansion of the tourist base for both towns, and the creation of new green infrastructure linkages between the towns. Proposals to redevelop the former railway line will be subject to screening for appropriate assessment.

The Clare County Tourism Strategy 2030 supports the development of the West Clare Rail Greenway and other walking trails in the area. It is an objective of Clare County Council:

• To prioritise the development of the West Clare Railway Greenway and facilitate an initial Kilrush to Kilkee pilot project in line with Strategic Priority 15 ‘Prioritise the development of the West Clare Railway Greenway’ of the County Clare Tourism

Strategy 2030.

• To support the development of appropriate micro enterprises along the West Clare

Railway Greenway Route, subject to proper planning and sustainable development and screening for appropriate assessment.

• To support the development of a Cliff Walk from Quilty/Spanish Point to Doonbeg and

Kilkee, which could become part of the wider Fáilte Ireland cliff walk initiative, including the Kilkee looped walk between Byrnes Head and Georges Head.

• To support the development of a long-distance coastal pathway along the West Clare coastline including the Loop Head Peninsula and Kilkee.

Flooding and Flood Risk

The Strategic Flood Risk Assessment in Volume 10c of this Plan advises the following in relation to existing foreshore development, proposed residential development and existing less vulnerable development:

Existing Foreshore Development (Commercial and Residential)

Along the coastline, given the history of flooding and known incidents of wave exacerbated storm damage, it is recommended that redevelopment is limited to less vulnerable uses, and that sufficient measures are included in the design to ensure flood resilience. Should a coastal protection scheme and a strategic coastal erosion plan be developed, new/extensive redevelopment of the town centre should be considered premature until the findings of the associated assessment are available.

Proposed Residential Development

Where proposed residential developments are located wholly within Flood Zone A, they are considered inappropriate and a less vulnerable/water compatible use should be substituted. Where a site is partly within Flood Zone C, development can be guided by a specific objective to limit development to these parts of the site, with water compatible open space and parking located within Flood Zone A and B.

Existing Less Vulnerable Development

Risk related to redevelopment of lands within Flood Zone A and B can be managed through appropriate site layouts and building layouts, with a site-specific flood risk assessment to determine appropriate finished floor levels.

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